8 June 2004 · Planning Committee on Review
Ballagarraghyn Farm, Main Road, St. Johns, Isle Of Man, IM4 3lh
The application sought approval in principle to convert four redundant farm buildings within the grounds of Ballagarraghyn Manor House—a mill, barn, piggery, and Beggar's Cottage—to individual dwellings.
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The Planning Committee applied Circular 1/88 discouraging non-agricultural residential development in the countryside where residential use has been abandoned, noting this applied regardless of reside…
Renovation of buildings in the countryside
Requires redundant countryside buildings to be substantially intact, structurally capable of renovation, and either registered/worthy, of architectural/historic/social interest, or beneficial to countryside character from public views. Buildings A/B/C met criteria as traditional, visible farm structures; Beggar's Cottage failed on condition, interest, and visibility—no survey proved soundness, ruinous state with lost roof/walls.
Renovation of buildings in the countryside - Policy 4
Permits modest/appropriate scale extensions matching original design/materials only if essential and impracticable inside; no subsequent extensions. Approved for A/B/C implicitly via conditions; cottage extension rejected as >100% footprint increase, >200% floor area, two-storey L-shape dominating ruins.
Residential Development - Houses in the Countryside
Discourages non-agricultural dwellings in countryside including where residential use abandoned. Applied stringently but conversions allowed exceptionally for qualifying buildings A/B/C; cottage treated as new dwelling via rebuild, curtilage irrelevant.
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Limits to approved buildings
This approval relates to the conversion of the mill building (building A), the barn (building B) and the piggery (building C) to individual dwellings only and does not include the refurbishment and extension of the beggar's cottage (building D).
Compliance with renovation policy
The Reserved Matters application must demonstrate a conversion scheme for each building which is wholly compliant with the provisions of Planning Circular 3/89 'Renovation of buildings in the countryside.'
Curtilages, access, parking
The Reserved Matters application must define residential curtilages, access and parking arrangements for each property.
Bat survey
The Reserved Matters application must include the survey results of a bat survey carried out in each building.
Water supply
The Development hereby approved shall not be commenced until such time as the new water treatment works supplying the eastern supply area has been commissioned, or an adequate potable water supply is available to site, to the satisfaction of the Planning Committee, in consultation with the Isle of Man Water Authority.
Flood mitigation
The millrace which runs from the rear of the disused mill and alongside the property before discharging into the stream at the corner of the building is capable of transferring significant amounts of water during storm periods. The Reserved Matters application must include mitigation measures to prevent flooding of the property.
Mill wheel preservation
The mill wheel on building A must be preserved as part of this development and this must be included as part of the Reserved Matters application.
no adverse traffic impacts subject to conditions
supported the principle of the development
